T2 flat in Rua Patrão Joaquim Lopes, Nn, Santa Luzia, Tavira
T2 flat in Rua Patrão Joaquim Lopes, Nn, Santa Luzia, Tavira — image 2T2 flat in Rua Patrão Joaquim Lopes, Nn, Santa Luzia, Tavira — image 3T2 flat in Rua Patrão Joaquim Lopes, Nn, Santa Luzia, Tavira — image 4T2 flat in Rua Patrão Joaquim Lopes, Nn, Santa Luzia, Tavira — image 5
Grade B+apartmentmid-range

T2 flat in Rua Patrão Joaquim Lopes, Nn, Santa Luzia, Tavira

Tavira · Eastern Algarve ·

€269,000

Asking Price (EUR)

5.3%

True Net Yield (Owner, all-in)

3.6%

True Net Yield (Managed, all-in)

8.1%

True Gross Yield

44%

Occupancy

Projections — conservative (data maturing)

Our Airbnb calendar dataset started 1.6 months ago and is currently at 14% maturity. Yields shown apply a conservative calibration (realised-ADR factor 0.74, occupancy cap 66%) that auto-fades to full fidelity by April 2027.

Projected Gross Revenue: €25,683/yr
Average Daily Rate: €161
-10.0% vs area baselineImage quality 6/10 (-3%), Portuguese-traditional style (+5%), No pool (-12%)
Payback Period: 12.9 years
5-yr Capital Value: €353,462
10-yr Capital Value: €430,041
Brixfox Score: 65.1 / 100
Comparable Properties: 12
Data Confidence: 89%
Search Radius: 2 km

True Investment Cost

Portuguese transfer tax (IMT) + stamp duty (IS) + notary + registration + legal + renovation + full furnishing & STR launch setup.

€316,174

+17.5% over asking

Asking price€269,000
IMT — Property transfer tax (investment schedule)€9,827
IS — Stamp duty (0.8%)€2,152
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€4,035
Total acquisition costs€17,264
Renovation (est. €55/m² × 92 m²)
Light touch-ups — paint, fixtures, deep clean.		€5,060
(€2,760–€7,360)
Furnishing & STR launch (2bd × €4500 base, mid-range tier)
Furniture, appliances, electronics, linens, AL licence setup, launch photography.		€24,850
All-in investment (incl. renovation & furnishing)€316,174

Gross yield (asking price)

9.6%

True gross yield (all-in)

8.1%

Estimates use Portugal's investment IMT schedule (non-permanent residence). Actual notary & legal vary; budget +€500–1,000 for surveyor, due-diligence and bank-mortgage fees if financing. Renovation cost is a heuristic on property condition × m² — verify with a site visit. Furnishing uses finish-level-tiered rates covering beds, living, kitchen, electronics, AL licence, linens & professional photography. Working capital (2-3 months operating buffer) not included.

Bedrooms: 2
Bathrooms: 1
Building: 92 m²
Style: portuguese-traditional
Condition: good
Year Built: 1986
Energy Certificate: F

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Design Features

traditional portuguese architecturebalconies with wrought iron railings

Score Breakdown

ROI
19.72
Visual Appeal
9.8
Ownership Security
13
Location
8.4
Land & Space
3.84
Rental Demand
4.38
Payback Speed
3
STR Suitability
3

Description

This two-bedroom apartment, located in the prestigious village of Santa Luzia, Tavira, stands out for its generous areas, excellent light and unusual storage capacity. Interior Layout and Functionality: Social Area: Cosy living room that flows seamlessly into the dining area and kitchen. Kitchen and Pantry: Functiona

Location

📍 37.1024°N, 7.6579°W

· Tavira, Algarve, Portugal

View on eXp Global Portugal →Also on Idealista.pt
Idealista.pt
Tavira / Eastern Algarve

T2 flat in Rua Patrão Joaquim Lopes, Nn, Santa Luzia, Tavira

Inventory
2 Beds
Bathrooms
1 Baths
Built Area
92 m²
Land Plot
0 m²
Tenure
Freehold
Yield Curve Status

Grade B+ investment — short-term rental yields 6.5% net return annually.

Go to Source via Idealista.pt

The Investment

Brixfox Score65
GradeB+
Brixfox Intelligence
65B+Strong
Score Breakdown
ROI & Yield72%
Capital Growth68%
Risk Profile67%
Market Demand65%

The Brixfox Score is our proprietary AI-powered rating that evaluates rental ROI, capital appreciation potential, risk factors, and local market dynamics to give you a single investment quality metric.

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Average annual ROI over 5 years, combining both rental income and property value growth.
Total
+10.9%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+4.3%
+$58K in 5yr (+22%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
6.5%
$1,591/mo
Estimated time for the total investment value (equity + accumulated rent) to double.
100% Profit
9 yr
Combined
Number of years to fully recoup the initial purchase price using only net rental income.
Payback
15.3 yr
Rental only

Property details

Year built: 1986
Energy: F
Condition: good

Description

This two-bedroom apartment, located in the prestigious village of Santa Luzia, Tavira, stands out for its generous areas, excellent light and unusual storage capacity. Interior Layout and Functionality: Social Area: Cosy living room that flows seamlessly into the dining area and kitchen. Kitchen and Pantry: Functiona

Income Breakdown

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Nightly Rate (ADR)
$236/night
50% ($108)Brixfox estimate($236/night)200% ($434)
Occupancy
44%
10%Brixfox estimate(44%)100%

Short-Term Rental

Yearly income
$19,091
Airbnb data$236/night · 44% occupancy
Rental income
$236/night · 44% occ.
$37,698
Running costs (20%)
Utilities, cleaning, maintenance
-$7,540
Income tax (10%)
Indonesian rental income tax
-$10,555
Property tax
Annual property tax
-$512
Net income
6.5% ROI
$19,091

Long-Term Rental

No long-term rental data available

Not enough comparable rentals in this area

True all-in investment

What the headline asking price actually costs once mandatory taxes, fees, renovation, and furnishing are added. Yields rebased onto this number — closer to what you'll really earn against what you'll really pay.

Asking price$292,391
IMT (transfer tax, investment schedule)$10,682
Imposto de Selo (stamp duty)$2,339
Notary & registration$1,359
Legal / due diligence$4,386
Total acquisition costs$18,765
Renovation (~$60/m²)
Light touch-ups — paint, fixtures, deep clean.		$5,500
($3,000–$8,000)
Furnishing & STR launch
2bd × $4,891 base + appliances, electronics, outdoor, licence, photography, linens.		$27,011
All-in investment$343,667

Gross yield (asking)

12.9%

True gross yield (all-in)

11.0%

Estimates use Portugal's standard transfer tax + typical legal/notary defaults. Verify with local counsel before committing — actual fees vary by deal structure.

Growth & Exit Strategy

How your investment grows over time

Freehold — 4%/yr appreciation in Tavira.

$2.0M$1.5M$982K$491K$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $269K
Capital appreciation
Property value growing at +4%/yr based on Tavira market trends.
Rental income
Cumulative net rental earnings collected over time, growing with annual revenue increases.
Total return
Capital value + rental income. Your actual total position if you sold and kept all rent.
Paid back
Year 13: rental income alone has repaid the full purchase price.
2x return
Year 9: total gains (capital + rental) have doubled your initial investment.
Year 5
Capital Value
$327K
+22%
Rental Income
+$93K
Total Position
$421K
+56%
9.3%/yr
Year 10
Capital Value
$398K
+48%
Rental Income
+$201K
Total Position
$600K
+123%
8.3%/yr
Year 20
Capital Value
$589K
+119%
Rental Income
+$472K
Total Position
$1.1M
+295%
7.1%/yr
Year 30
Capital Value
$872K
+224%
Rental Income
+$836K
Total Position
$1.7M
+535%
6.4%/yr

Location

Tavira

Eastern Algarve, Approximate area

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Airbnb Comp Analysis

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Villa Scorecard

Location
Average
Emerging or secondary location
Rental Yield
Good
6.5% annual return
Occupancy
Weak
44% average occupancy
Nightly Rate
Strong
$217 per night
Visual Appeal
Average
5/10 instagrammability
Size & Space
Weak
0 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
Freehold ownership

Top Highlights

Premium nightly rate of $217 — positioned in the top tier
Freehold ownership — maximum long-term security

Watch Out

Secondary location — rental demand may be lower than premium areas
Occupancy at 44% — factor in seasonal gaps

Consider carefully. Returns are below market average for this price point.

Risks & What-If

What if occupancy changes?

Owner Managed scenario

30% occ.
6.0%
$1,463/mo
40% occ.
8.1%
$1,965/mo
44% occ.
8.8%
$2,156/mo
current
54% occ.
10.9%
$2,658/mo

Data Sources & Methodology

ROI calculations use verified Brixfox Intelligence rental data from a 12-month trailing window. Opex: 20% owner-managed, 45% fully-managed. Includes 10% Indonesian rental tax (PPh) and annual property tax (PBB). Market factors in Portugal may impact actual yields.